3578 Sherbrooke Way SW · Atlanta, GA 30331

$233,200

3 bd · 1.5 ba · 1,165 sqft · SingleFamily public records · 16 Days on market

Built 1965 0.30 ac lot Est $209k · 12% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3578 Sherbrooke Way SW, a well-positioned home in an established Atlanta community. This property offers a functional layout with comfortable living spaces, generously sized bedrooms, and plenty of natural light throughout. The kitchen provides practical cabinet and counter space, creating an efficient setting for everyday meals and entertaining. The main living areas flow well, offering a comfortable environment for both relaxation and gathering. Outdoors, the property features a usable yard space ideal for outdoor enjoyment, gardening, or future enhancements. Conveniently located near major highways, shopping, dining, schools, and downtown Atlanta, this home combines accessibility with everyday convenience. A great opportunity in a desirable Southwest Atlanta location.

Key facts

• Usable yard space
• Functional layout
• 0.3 acre lot

Tags

• USABLE YARD SPACE
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• NEAR SHOPPING DINING SCHOOLS

Property features AI

Exterior

• Parking: Carport (1 space); Driveway; Open parking available
• Utilities: Water: other/unspecified source; Electric: other/unspecified; Sewer: other/unspecified; Other utilities: unspecified
• Home design: One level; Resale property
• Construction: Brick 4 sides construction; Composition roof; Slab foundation; Built before resale (year built not provided)
• Exterior features: Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface counters; View to family room; Dishwasher; Electric range; Microwave
• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (main level); Master bathroom has no special features
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open concept dining area; Family room; Other interior features
• Laundry & utility: Laundry with other/unspecified features

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (15.6% below list).
• Recommended offer: $197k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Atlanta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Deerwood Academy (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 512 students, 100% FRL); Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 students, 100% FRL); D. M. Therrell High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 973 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 32% district-wide (-22 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 485 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; list at $233k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,762 (15.6% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $208,535
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3539 Meadowridge Dr SW	0.11mi	3/2.0	1,080 (-7%)	5mo	$217,000	$201	76
3730 Stephanie Dr SW	0.31mi	3/1.0	1,150 (-1%)	8mo	$188,000	$163	75
3559 Sherbrooke Way SW	0.04mi	3/2.0	1,100 (-6%)	16mo	$226,000	$205	74
3787 Stephanie Dr SW	0.42mi	3/1.5	1,125 (-3%)	9mo	$200,000	$178	67
3762 N Camp Creek Pkwy SW	0.39mi	3/1.5	1,156 (-1%)	22mo	$280,000	$242	62
2909 Cambridge Dr SW	0.29mi	4/3.0 (+1)	1,026 (-12%)	2mo	$264,000	$257	54
3761 N Camp Creek Pkwy SW	0.41mi	3/1.5	1,257 (+8%)	17mo	$170,000	$135	54
3846 Narron Dr SW	0.47mi	3/2.0	1,080 (-7%)	16mo	$145,000	$134	51
2870 Darrah Ct SW	0.30mi	4/2.5 (+1)	1,306 (+12%)	17mo	$174,000	$133	42
2822 Darrah Dr	0.32mi	4/2.0 (+1)	1,320 (+13%)	22mo	$255,000	$193	38
3838 Narron Dr SW	0.47mi	3/2.0	1,316 (+13%)	22mo	$235,000	$179	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-32,052
• Equity at exit: $34,771

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-22,747
• Equity at exit: $20,163

Cash invested: $65,296 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 485
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$1,223
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $103

Break-even live

Break-even rent $1,838

Max offer price $233,200

Occupancy floor 90%

Sensitivity live

Price	-10% $235	-5% $169	+0% $103	+5% $37	+10% $-29
Rent	-10% $-53	-5% $25	+0% $103	+5% $180	+10% $258
Rate	-1.0pp $220	-0.5pp $162	base $103	+0.5pp $42	+1.0pp $-19

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,300
• Closing costs: $6,996
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 N Camp Creek Pkwy SW Atlanta, GA	1.0–5.0	1.0–2.0	1100	$1,425	$1.30	26d	1	0.42mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	6d	1	0.50mi
2840 Alexandria Dr SW Atlanta, GA	4.0	2.0	1209	$2,500	$2.07	1d	1	0.58mi
2787 Deerwood Ln SW Atlanta, GA	3.0	2.5	1460	$1,900	$1.30	26d	1	0.58mi
2800 Alexandria Dr SW Atlanta, GA	3.0	2.0	1208	$1,674	$1.39	16d	1	0.60mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	1d	51	0.67mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,440	$1.83	20d	1	0.81mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,540	$1.90	26d	1	0.81mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	26d	1	0.82mi
3507 Redwine Rd Atlanta, GA	2.0	2.0–2.5	1148	$1,660	$1.45	1d	3	0.84mi
3261 Saville St SW Atlanta, GA	3.0	2.5	1376	$2,100	$1.53	4d	1	0.87mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	9d	1	0.92mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	26d	1	0.97mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,550	$1.21	0d	1	0.99mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	26d	1	1.01mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	26d	1	1.02mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	5d	5	1.09mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	26d	2	1.12mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	26d	1	1.19mi
3222 Kenelworth Dr Atlanta, GA	2.0–3.0	1.5–2.5	1062	$1,550	$1.46	22d	23	1.43mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	26d	1	1.44mi

Listing history 11 events

1. 2026-06-21
   days on market $233,200 Active 16 DOM
2. 2026-06-18
   days on market $233,200 Active 13 DOM
3. 2026-06-17
   days on market $233,200 Active 12 DOM
4. 2026-06-16
   days on market $233,200 Active 11 DOM
5. 2026-06-15
   days on market $233,200 Active 10 DOM
6. 2026-06-13
   days on market $233,200 Active 8 DOM
7. 2026-06-13
   days on market $233,200 Active 7 DOM
8. 2026-06-09
   days on market $233,200 Active 4 DOM
9. 2026-06-08
   days on market $233,200 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $233,200 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,581 · $132/mo
• Projected year-2 tax: $2,145 · $179/mo
• Expected delta: +$565/yr (+$47/mo · 35.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,611
• − Mortgage interest: −$13,063
• − Property taxes: −$1,581
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$6,784
• Taxable loss: −$2,760
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $1,894/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

Amenities A+ Commute A+ Cost of living C- Crime A Employment B Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+551.4% since first listed

17 events — show timeline

• 2026-06-06 Listed $233,200 GAMLS
• 2026-06-06 Listed $233,200 FMLS
• 2026-05-04 Listing Removed — GAMLS
• 2026-01-05 Relisted — GAMLS
• 2025-12-09 Pending — GAMLS
• 2025-12-08 Relisted — GAMLS
• 2025-12-03 Pending — GAMLS
• 2025-12-02 Listing Removed — GAMLS
• 2025-07-22 Price Changed $217,000 GAMLS
• 2025-04-08 Listed $228,000 GAMLS
• 2019-06-18 Sold (Public Records) $110,000 Public Records
• 2009-07-10 Sold (MLS) $23,000 FMLS
• 2009-05-18 Listed $29,900 FMLS
• 1985-04-18 Sold (Public Records) $52,500 Public Records
• 1985-04-01 Sold (Public Records) $5,288,300 Public Records
• 1982-11-17 Sold (Public Records) $40,500 Public Records
• 1981-03-10 Sold (Public Records) $35,800 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,581 · -0.1% YoY. Source: county tax records.